Duplex with Private
For Sale
$485,000
101-103 Whisper Way, Boerne, TX 78006
Two residential units offer matching layouts with downstairs primary bedrooms and individual garages.
Property Size2,728 SF
Price / SF$177.79
Days on Market55
Property Features for 101-103 Whisper Way
General Information
Standard status
Active
Size
2,728 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
needs some updating
Additional Details
Multifamily Units
2
Building Details
Year Built
1996
Buildings
1
Listing Agency:
Welcome Home Real Estate
Listed By:
Michele Vaughn
(210) 838-5094
Source:
Sarahildebrandaguilera
Added: Aug 24
Changed: Oct 5
Last Checked: Oct 7 at 1:25PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Welcome Home Real Estate
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Investment Insights
Based on property information with market context.
This duplex contains 2,728 square feet across two units, each offering 3 bedrooms, 2 and 1/2 baths, and a primary bedroom on the first floor. Both residences include a one-car garage along with separate front and back yards. The two-unit arrangement provides distinct outdoor areas and separate access, with one residence on Herff Rd and the other on Whisper Way.
Built in 1996, the property received exterior painting in April, and the roof is approximately 3 years old. The property is within walking distance of Cibolo Nature Center and the Farmers Market in Boerne, Texas.
Built in 1996, the property received exterior painting in April, and the roof is approximately 3 years old. The property is within walking distance of Cibolo Nature Center and the Farmers Market in Boerne, Texas.
Key Highlights
- 2,728‑square‑foot duplex with two residential units
- Each unit has 3 bedrooms and 2 and 1/2 baths
- Primary bedroom located downstairs in both units
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$27,997
Cap Rate
5.77%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$559,940
$559.9K
Cap Rate 7%
$399,957
$400.0K
Cap Rate 9%
$311,078
$311.1K
Market Conditions
NOI Build-Up for 2,728 SF
Gross rent
$44.2K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.0K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.0K $10.26/SF
Area
Kendall County, TX
Vacancy
9.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$559,940
Cap Rate 7%
$399,957
Cap Rate 9%
$311,078
Alternative Uses
Best Use
Multifamily LT 5
$400.0K
$350.0K – $466.6K
NOI $27,997 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$347.2K
$303.8K – $405.1K
NOI $24,306 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$715.5K
$626.1K – $834.8K
NOI $50,086 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer matching layouts with downstairs primary bedrooms and individual garages.
Where is this duplex located?
The property is located at 101-103 Whisper Way Boerne, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 2,728‑square‑foot duplex with two residential units; Each unit has 3 bedrooms and 2 and 1/2 baths; Primary bedroom located downstairs in both units
